Building control (also known as building regulations approval) is separate from planning permission — and many homeowners confuse the two. Here's a clear guide to what building control is, when you need it, and how to get it.
Building Control vs Planning Permission
- Planning permission is about whether you're allowed to build something — its appearance, impact on neighbours, and land use
- Building control is about whether what you build is safe and structurally sound — structural integrity, fire safety, insulation, drainage, electrical safety
Some projects need both. Some need only one. Some need neither (but still must meet building regulations).
Common Jobs That Need Building Control Approval
- Extensions (single or double storey)
- Loft conversions (unless purely storage with no structural changes)
- Structural alterations (removing load-bearing walls, inserting RSJs)
- New drainage or electrical rewiring
- Converting a garage into a habitable room
- Installing a new bathroom or kitchen (drainage and electrical aspects)
- Replacing windows and doors (unless using a FENSA-registered installer)
How the Process Works
- Submit plans — either a full plans application (checked before work starts) or a building notice (simpler, but work can be stopped if it doesn't comply)
- Inspections — a building control officer visits at key stages (foundations, structural work, drainage, completion)
- Completion certificate — once all inspections pass, you receive a completion certificate, which you'll need if you ever sell the property
What It Costs
Building control fees vary by local authority and project size. Typical costs:
| Project | Typical Building Control Cost |
|---|---|
| Small extension | £200–£500 |
| Loft conversion | £200–£400 |
| Structural alteration | £150–£300 |
| New build | £500–£2,000+ |
Some tradespeople handle the building control application for you as part of their service — always check whether this is included in the quote.
Using an Approved Inspector
As well as your local council, you can use a private approved inspector for building control. They offer the same service but can sometimes be more flexible on inspection timing. Either way, the standards are the same.
Don't Skip It
Work done without building control approval can cause major problems when you sell — buyers' solicitors will ask for completion certificates, and without one, you may have to take out indemnity insurance or even undo the work.